If not you need to account for turnover costs (Cleaning, painting, minor repairs, advertising, etc.).From what you have provided it appears worth looking into the property more. 

My question is, when do I start actually advertising? 

I just sold a multi unit property in Charleston SC.. knock on wood funds on Monday.. for 1.3 mil.. and I let them advertise the units they were all vacant ..

If you aren't offering anything, the buyer will have to pay for it, which will impact potential offers and negotiations.The bigger question should be - how do you plan to advertise?

Generally speaking, the market is up, so why would they advertise for sale at 90% of appraised value when they know a buyer is going to come in below ask anyways?

@Philissa Gilliard I think this depends on the individual and who you're targeting to do business with, If someone contacted me wanting to conduct business and the only digital footprint they had was a Gmail account or something similar I wouldn't respond assuming it was fraud or someone who didn't have their business together so dealing with them may not be as professional.

His broker will not approve of this, I can pretty much guarantee that. in my case, the "advising" would be telling me what I need to do, not which offer to accept or price to advertise.

I'm not sure at what point to tell potential tenants that I will be living in the downstairs.Do I put it in my advertisement or wait until right before the back-ground check?

I think about it from a future perspective where I'd have 30 days notice to advertise the property, thus minimizing that vacancy.  

@Martin Rubio you can invest in a private offering if you are not an accredited investor if:You are sophisticated enough to evaluate the deal and make an educated decisionYou can afford to lose your investment without compromising your financial well-beingYou find a sponsor that has an offering that is not advertisedThe sponsor is allowing non-accredited investors into the offering (they are limited to 35 or fewer non-accredited investors in any given offering)You have a pre-existing personal or business relationship with the sponsorThe challenge here is that you cannot invest in any offering that is using the 506(c) exemption, which allows them to advertise.